Renting · Section 8
Data from November 2026
Renting in Shelby County, Tennessee
Shelby County has a HUD fair market rent of $1,301 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,232 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $25.02 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,301
- a month, HUD, Fiscal year 2027
- 6% less than in Tennessee
- Typical rent
- $1,232
- a month, Census, Average 2020–2024
- 4% more than in Tennessee
- Wage needed
- $25.02
- an hour, 2 bedrooms
- Or $52,040 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 54%
- spend 30% or more of income on rent
- 11% more than in Tennessee
Only here
Renting in Shelby County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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At 54%, Shelby County ranks 3rd among the 95 counties in Tennessee for the lowest homeownership rate.
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Shelby County has the highest typical rent in its area: $1,232, more than any of its 6 neighboring counties; next is Tipton County ($1,013).
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Shelby County has the 4th largest share of rent-burdened renters of the 93 counties in Tennessee with this figure (54%).
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Shelby County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Shelby County was $1,341 a month in September 2026: 1.4% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,095 | $21.06 | $43,800 |
| 1 bedroom | $1,191 | $22.90 | $47,640 |
| 2 bedrooms | $1,301 | $25.02 | $52,040 |
| 3 bedrooms | $1,717 | $33.02 | $68,680 |
| 4 bedrooms | $1,981 | $38.10 | $79,240 |
HUD area: Memphis, TN-MS-AR HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 38 ZIP codes in Shelby County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,000 in 38126 to $1,950 in 38139. 18 ZIP codes are above the county's fair market rent ($1,301).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 38002 | $1,570 | $1,700 | $1,860 | $2,460 | $2,830 |
|---|---|---|---|---|---|
| 38016 | $1,350 | $1,460 | $1,600 | $2,110 | $2,440 |
| 38017 | $1,400 | $1,520 | $1,660 | $2,190 | $2,530 |
| 38018 | $1,500 | $1,630 | $1,780 | $2,350 | $2,710 |
| 38029 | $1,390 | $1,510 | $1,670 | $2,200 | $2,570 |
| 38053 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38054 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38103 | $1,470 | $1,600 | $1,750 | $2,310 | $2,660 |
| 38104 | $1,220 | $1,330 | $1,450 | $1,910 | $2,210 |
| 38105 | $920 | $1,000 | $1,090 | $1,440 | $1,660 |
| 38106 | $910 | $990 | $1,080 | $1,430 | $1,640 |
| 38107 | $940 | $1,020 | $1,120 | $1,480 | $1,700 |
| 38108 | $850 | $920 | $1,010 | $1,330 | $1,540 |
| 38109 | $910 | $990 | $1,080 | $1,430 | $1,640 |
| 38111 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
| 38112 | $880 | $960 | $1,050 | $1,390 | $1,600 |
| 38113 | $1,090 | $1,190 | $1,300 | $1,720 | $1,980 |
| 38114 | $900 | $980 | $1,070 | $1,410 | $1,630 |
| 38115 | $1,140 | $1,240 | $1,360 | $1,800 | $2,070 |
| 38116 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38117 | $1,270 | $1,380 | $1,510 | $1,990 | $2,300 |
| 38118 | $1,050 | $1,140 | $1,250 | $1,650 | $1,900 |
| 38119 | $1,230 | $1,340 | $1,460 | $1,930 | $2,220 |
| 38120 | $1,410 | $1,540 | $1,680 | $2,220 | $2,560 |
| 38122 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
| 38125 | $1,340 | $1,460 | $1,590 | $2,100 | $2,420 |
| 38126 | $840 | $910 | $1,000 | $1,310 | $1,510 |
| 38127 | $990 | $1,080 | $1,180 | $1,560 | $1,800 |
| 38128 | $1,140 | $1,240 | $1,350 | $1,780 | $2,060 |
| 38131 | $1,090 | $1,190 | $1,300 | $1,720 | $1,980 |
| 38132 | $990 | $1,070 | $1,180 | $1,550 | $1,790 |
| 38133 | $1,340 | $1,460 | $1,590 | $2,100 | $2,420 |
| 38134 | $1,070 | $1,160 | $1,270 | $1,680 | $1,930 |
| 38135 | $1,540 | $1,670 | $1,830 | $2,420 | $2,790 |
| 38138 | $1,570 | $1,710 | $1,870 | $2,470 | $2,850 |
| 38139 | $1,640 | $1,780 | $1,950 | $2,570 | $2,970 |
| 38141 | $1,320 | $1,440 | $1,570 | $2,070 | $2,390 |
| 38152 | $1,040 | $1,130 | $1,240 | $1,640 | $1,890 |
- 38002 $1,860$2,460
- 38016 $1,600$2,110
- 38017 $1,660$2,190
- 38018 $1,780$2,350
- 38029 $1,670$2,200
- 38053 $1,250$1,650
- 38054 $1,250$1,650
- 38103 $1,750$2,310
- 38104 $1,450$1,910
- 38105 $1,090$1,440
- 38106 $1,080$1,430
- 38107 $1,120$1,480
- 38108 $1,010$1,330
- 38109 $1,080$1,430
- 38111 $1,240$1,640
- 38112 $1,050$1,390
- 38113 $1,300$1,720
- 38114 $1,070$1,410
- 38115 $1,360$1,800
- 38116 $1,250$1,650
- 38117 $1,510$1,990
- 38118 $1,250$1,650
- 38119 $1,460$1,930
- 38120 $1,680$2,220
- 38122 $1,240$1,640
- 38125 $1,590$2,100
- 38126 $1,000$1,310
- 38127 $1,180$1,560
- 38128 $1,350$1,780
- 38131 $1,300$1,720
- 38132 $1,180$1,550
- 38133 $1,590$2,100
- 38134 $1,270$1,680
- 38135 $1,830$2,420
- 38138 $1,870$2,470
- 38139 $1,950$2,570
- 38141 $1,570$2,070
- 38152 $1,240$1,640
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Shelby County, 54% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
54%
of renter households spend 30% or more of their income on rent.
166,362 households rent in Shelby County
- Spend half or more of their income 28%
- Spend 30% or more, but less than half 26%
- Spend less than 30% 46%
Compared with the state and the country
- Shelby 54%
- Tennessee 49%
- United States 51%
Low-income apartments
Low-income apartments in Shelby County
HUD lists 194 properties with homes for low-income households in Shelby County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 101
- HUD-assisted
- 69
- public housing
- 31
22,439 homes in all; 19,997 of them low-income, according to HUD.
- City View Towers HUD-assisted 256 S Camilla St, Memphis 38104 430 low-income homes · For older adults · (901) 521-1104
- Summit Park Apts Tax credit (LIHTC) 1770 Piping Rock Dr, Memphis 38116 402 low-income homes · 1 bd: 64 · 2 bd: 266 · 3 bd: 56 · 4 bd: 16 · In service since 2007
- Millcreek Apts Tax credit (LIHTC) 4595 Water Mill Dr, Memphis 38116 448 homes, 397 low-income · 1 bd: 104 · 2 bd: 336 · 3 bd: 8 · In service since 1995
- Parkway Village Apts Tax credit (LIHTC) 4104 Tarry Park, Memphis 38118 344 low-income homes · 1 bd: 56 · 2 bd: 174 · 3 bd: 114 · In service since 2006
- Peppertree Apartments HUD-assisted 4243 Graceland Dr, Memphis 38116 306 low-income homes · For families · (901) 332-4212
- Memphis Towers II Tax credit (LIHTC) · HUD-assisted 1081 Court Ave, Memphis 38104 296 low-income homes · 1 bd: 296 · In service since 2003 · For older adults · (901) 526-2233
- Eden Pointe Apts Tax credit (LIHTC) 3235 E Danville Cir, Memphis 38118 288 low-income homes · 1 bd: 56 · 2 bd: 232 · In service since 2007
- ST. Peter Manor Tax credit (LIHTC) · HUD-assisted 108 N Auburndale St, Memphis 38104 283 low-income homes · Studio: 49 · 1 bd: 234 · For older adults, people with disabilities · (901) 278-8200
- Prescott Place Apt Tax credit (LIHTC) 1747 Morlye St, Memphis 38111 272 low-income homes · 2 bd: 256 · 3 bd: 16 · In service since 2006
- Chickasaw Place Apartments HUD-assisted 223/227 Red Oak Dr.W., Memphis 38112 270 low-income homes · For families · (901) 454-1718
- Hillview Village Apartments (chezita Gdns) HUD-assisted 2119 E Alcy Rd, Memphis 38114 265 low-income homes · For families · (901) 743-4458
- Ridgecrest Apartments HUD-assisted 2839 Shady Vista Dr, Memphis 38127 256 low-income homes · For families · (901) 357-7435
- Ridgecrest Apts (MEMPHIS) Tax credit (LIHTC) 2532 Woodcliff Dr, Memphis 38127 256 low-income homes · 1 bd: 80 · 2 bd: 112 · 3 bd: 64 · In service since 2011
- Pinebrook Pointe Tax credit (LIHTC) 3541 Mediterranean Dr, Memphis 38118 248 low-income homes · 1 bd: 123 · 2 bd: 125 · In service since 2003
- MH Strategies Family (RAD): College Park HUD-assisted 838 Walker Ave, Memphis 38126 245 low-income homes · For families · (901) 946-7100
- John Madison Exum Towers HUD-assisted 3155 Sharpe Ave, Memphis 38111 240 homes, 239 low-income · For older adults · (901) 743-7300
- John Madison Exum Towers I & II Tax credit (LIHTC) 3125 Sharpe Ave, Memphis 38111 239 low-income homes · In service since 2016 · For older adults
- Northlake Apartments HUD-assisted 5190 Wesley Park Dr, Memphis 38135 232 low-income homes · For older adults · (901) 372-0100
- Eastern Creek Apartments Tax credit (LIHTC) Scattered Site, Memphis 38128 226 low-income homes · 1 bd: 60 · 2 bd: 148 · 3 bd: 18 · In service since 2015 · For people with disabilities
- Eastern Creek Apartments HUD-assisted 281 Johnson Cir W, Memphis 38112 226 low-income homes · For families · (901) 382-4970
- Serenity Housing HUD-assisted 400 S Highland St, Memphis 38111 396 homes, 216 low-income · For older adults · (901) 325-7810
- Hillcrest Apts (MEMPHIS) Tax credit (LIHTC) 1345 E Raines Rd, Memphis 38116 216 low-income homes · 1 bd: 64 · 2 bd: 135 · 3 bd: 16 · In service since 2008
- Wesley Graceland Gardens Tax credit (LIHTC) 1430 Graceland Pines St, Memphis 38116 216 homes, 212 low-income · 1 bd: 205 · 2 bd: 11 · In service since 1990 · For people with disabilities
- Ashland Lakes Apts Phase II Tax credit (LIHTC) 5587 Berryman Dr, Memphis 38125 212 low-income homes · 1 bd: 48 · 2 bd: 88 · 3 bd: 76 · In service since 2009 · For people with disabilities, families
- Greenbriar Apartments HUD-assisted 3131 Madewell St, Memphis 38127 208 low-income homes · For families · (901) 358-3026
- Greenbriar Apts (MEMPHIS) Tax credit (LIHTC) 3161 Madewell St, Memphis 38127 208 low-income homes · 1 bd: 16 · 2 bd: 128 · 3 bd: 64 · In service since 2008
- Ashland Lakes Apts Phase I Tax credit (LIHTC) 5587 Berryman Dr, Memphis 38125 200 low-income homes · 1 bd: 80 · 2 bd: 96 · 3 bd: 24 · In service since 2007 · For people with disabilities, families
- Cavelier Court HUD-assisted 2550- 2552 Goodwill Lane, Memphis 38108 200 low-income homes · For families · (901) 458-3803
- Southwind Lakes Apts Phase I Tax credit (LIHTC) 4569 Hansberry Dr, Memphis 38125 200 low-income homes · 1 bd: 80 · 2 bd: 96 · 3 bd: 24 · In service since 2007
- Wesley Highland Meadows Tax credit (LIHTC) 3517 Andy Way Ln, Memphis 38128 200 low-income homes · 1 bd: 200 · In service since 2016 · For older adults
- Wesley Highland Meadows HUD-assisted 3520 Maclin Ln, Memphis 38128 200 homes, 199 low-income · For older adults · (901) 388-8880
- Tanglewood Apts (MEMPHIS) Tax credit (LIHTC) 2200 Woods Edge Dr, Memphis 38134 199 low-income homes · 1 bd: 74 · 2 bd: 92 · 3 bd: 32 · In service since 2006 · For families
- Patterson Flats Tax credit (LIHTC) 250 E Ge Patterson Ave, Memphis 38126 195 low-income homes · 1 bd: 79 · 2 bd: 114 · 3 bd: 2 · In service since 2019 · For families
- Graceland Gardens HUD-assisted 1438 Graceland Pines St, Memphis 38116 192 homes, 191 low-income · For older adults · (901) 332-2955
- Pendleton Pines Apts Tax credit (LIHTC) 2305 Pendleton St, Memphis 38114 182 low-income homes · 1 bd: 32 · 2 bd: 150 · In service since 1996 · For families
- Gospel Gardens HUD-assisted 4801 Farris Cir, Memphis 38109 200 homes, 176 low-income · For families · (901) 378-5072
- Breezy Point Apartments HUD-assisted 2801 Raja Rd, Memphis 38127 171 low-income homes · For families · (901) 358-1328
- Ivy Chase/Foxlair Apts Tax credit (LIHTC) 3130 S Mendenhall Rd, Memphis 38115 171 low-income homes · 1 bd: 65 · 2 bd: 90 · 3 bd: 16 · In service since 2007
- Lexington Charter Oaks Apts Tax credit (LIHTC) 4123 Aux Arms Dr, Memphis 38128 163 low-income homes · 1 bd: 20 · 2 bd: 115 · 3 bd: 28 · In service since 2005 · For people with disabilities
- Pershing Park Apts Tax credit (LIHTC) 3724 Pershing Park Dr, Memphis 38127 160 low-income homes · 1 bd: 40 · 2 bd: 77 · 3 bd: 40 · In service since 2009 · For families
- Greenview Townhomes Tax credit (LIHTC) 3827 Bryson Cv, Memphis 38128 158 low-income homes · 2 bd: 120 · 3 bd: 38 · In service since 2002
- Gayoso House Apts Tax credit (LIHTC) 141 S Main St, Memphis 38103 156 low-income homes · 1 bd: 83 · 2 bd: 5 · In service since 1995
- Uptown Flats Tax credit (LIHTC) 245 N Main St, Memphis 38103 155 homes, 154 low-income · 1 bd: 63 · 2 bd: 86 · 3 bd: 6 · In service since 2018 · For families
- Countryside North Apts Tax credit (LIHTC) 6934 Country Manor Dr, Memphis 38133 152 low-income homes · 1 bd: 22 · 2 bd: 108 · 3 bd: 22 · In service since 1998 · For families
- Lakeview Manor Apts Tax credit (LIHTC) 4038 Gigem Dr, Memphis 38109 152 low-income homes · 3 bd: 116 · 4 bd: 36 · In service since 2007 · For people with disabilities, families
- Plough Towers HUD-assisted 6580 Poplar Ave, Memphis 38138 151 homes, 150 low-income · For older adults · (901) 767-1910
- Northside Manor Apts Tax credit (LIHTC) 4143 2nd Northside Dr, Memphis 38127 150 low-income homes · 1 bd: 34 · 2 bd: 54 · 3 bd: 44 · 4 bd: 18 · In service since 2012 · For families
- Todd Creek Apartments HUD-assisted 4132 1st Northside Dr, Memphis 38127 150 low-income homes · For families · (901) 353-4368
- Pershing Park Apts HUD-assisted 3707 Pershing Park Dr, Memphis 38127 160 homes, 149 low-income · For families · (901) 357-7731
- Corning Village Apartments HUD-assisted 3595 Steele St, Memphis 38127 148 low-income homes · For families · (901) 353-1447
- Corning Village Apts Tax credit (LIHTC) 1428 Briercrest Ln, Memphis 38127 148 low-income homes · 1 bd: 12 · 2 bd: 120 · 3 bd: 16 · In service since 2008 · For people with disabilities, families
- Hilldale Apts Tax credit (LIHTC) 3538 Westline Dr, Memphis 38128 148 low-income homes · 1 bd: 24 · 2 bd: 108 · 3 bd: 16 · In service since 2009
- Thompson Courts Tax credit (LIHTC) 1969 Carver Ave, Memphis 38114 148 low-income homes · 1 bd: 6 · 2 bd: 142 · In service since 1998 · For people with disabilities, families
- Hope Heights Tower HUD-assisted 383 Madison Ave, Memphis 38103 146 low-income homes · For older adults · (901) 521-0003
- Memphis 2004 Tax credit (LIHTC) 683 Saint Paul Ave, Memphis 38126 144 low-income homes · 4 bd: 144 · In service since 2006 · For people with disabilities
- Autumn Ridge Apts Tax credit (LIHTC) 3901 Autumn Ridge Ct, Memphis 38115 140 low-income homes · 2 bd: 92 · 3 bd: 48 · In service since 1998 · For people with disabilities, families
- Rolling Hills Apartments HUD-assisted 2830 Green Terrace Dr, Memphis 38127 138 homes, 137 low-income · For families · (901) 357-6824
- Keystone Landing Apartments HUD-assisted 4266 Ridgestone Dr, Memphis 38128 150 homes, 131 low-income · For families · (901) 353-2884
- Saints Court Apts Tax credit (LIHTC) 1416 Vollintine Ave, Memphis 38107 128 low-income homes · 1 bd: 4 · 2 bd: 124 · In service since 2011 · For people with disabilities
- Saints Court Apts HUD-assisted 994 N Watkins St, Memphis 38107 128 homes, 127 low-income · For families · (901) 274-8333
- Cane Creek Apts (MEMPHIS) Tax credit (LIHTC) 1528 Ragan St, Memphis 38106 125 low-income homes · 3 bd: 81 · 4 bd: 44 · In service since 2005 · For people with disabilities, families
- Aspenwood Square Apts Tax credit (LIHTC) 3241 S Mendenhall Rd, Memphis 38115 120 low-income homes · 2 bd: 95 · 3 bd: 21 · In service since 2006
- Lamar Crossing Apts Tax credit (LIHTC) 2823 Owl Hollow Dr, Memphis 38114 120 low-income homes · 1 bd: 18 · 2 bd: 42 · 3 bd: 36 · 4 bd: 24 · In service since 2011 · For people with disabilities
- Pendleton Place Apartments HUD-assisted 1786 Pendleton St, Memphis 38114 120 homes, 119 low-income · For families · (901) 744-3945
- University Place Elderly Phase I Tax credit (LIHTC) · Public housing 600 S Somerville St, Memphis 38104 118 low-income homes · 1 bd: 112 · 2 bd: 6 · In service since 2007 · For older adults, people with disabilities · Run by Memphis Housing Authority · Average payment: $388 a month · Average wait: 81 months · (901) 544-1102
- April Woods Apts East & West Tax credit (LIHTC) 1135 April Woods Cir, Memphis 38107 117 low-income homes · 2 bd: 36 · 3 bd: 78 · In service since 2006
- Village at Parkway Tax credit (LIHTC) 4454 Brianway Dr, Memphis 38118 116 low-income homes · 2 bd: 72 · 3 bd: 44 · In service since 2011 · For people with disabilities
- Uptown Hope Vi Project: Metropolitan Apts Tax credit (LIHTC) 374 Mill Ave, Memphis 38107 114 low-income homes · 1 bd: 36 · 2 bd: 66 · 3 bd: 12 · In service since 2005
- Presidential West Apts Tax credit (LIHTC) 5487 Hudgins Rd, Memphis 38116 112 low-income homes · 1 bd: 8 · 2 bd: 32 · 3 bd: 72 · In service since 2013 · For families
- Presidential West Apts. HUD-assisted 5459 Hudgins Rd, Memphis 38116 112 low-income homes · For families · (901) 346-6814
- College Park Family I (lemoyne Garden) Tax credit (LIHTC) 942 Garden Row Dr, Memphis 38126 108 low-income homes · 1 bd: 16 · 2 bd: 53 · 3 bd: 30 · 4 bd: 8 · In service since 2002 · For people with disabilities
- Surrey Apartments I HUD-assisted 3795 Andreas Dr, Memphis 38128 108 low-income homes · For families · (901) 377-8513
- Weaver Fields Apts Tax credit (LIHTC) 3870 Weaver Meadows Ln, Memphis 38109 108 low-income homes · 1 bd: 28 · 2 bd: 52 · 3 bd: 28 · In service since 2003 · For people with disabilities
- April Woods Apts II Tax credit (LIHTC) 2453 Ruby Oaks Dr, Memphis 38106 105 low-income homes · 1 bd: 1 · 2 bd: 42 · 3 bd: 62 · In service since 2009 · For people with disabilities
- Frisco Courts Tax credit (LIHTC) 1875 Keltner Cir, Memphis 38114 104 low-income homes · 1 bd: 10 · 2 bd: 94 · In service since 2000 · For people with disabilities, families
- Robinhood Park Apts Tax credit (LIHTC) · HUD-assisted 3734 Robin Park Cir, Memphis 38111 104 low-income homes · 1 bd: 16 · 2 bd: 24 · 3 bd: 40 · 4 bd: 24 · In service since 2005 · For families · (901) 744-1650
- Lyons Ridge Apts Tax credit (LIHTC) · Public housing 1633 Pennsylvania St, Memphis 38109 102 low-income homes · 1 bd: 59 · 2 bd: 43 · In service since 2011 · For people with disabilities, families · Run by Memphis Housing Authority · Average payment: $374 a month · Average wait: 16 months · (901) 544-1102
- Memphis 102 Tax credit (LIHTC) 417 Edith Ave, Memphis 38126 102 low-income homes · 3 bd: 4 · 4 bd: 98 · In service since 2004
- Seniors First Tax credit (LIHTC) 693 Keel Ave, Memphis 38107 101 low-income homes · 3 bd: 101 · In service since 2002 · For older adults, people with disabilities
- Montgomery Plaza Public housing 169 Rowe Ave, Memphis 38106 100 low-income homes · Run by Memphis Housing Authority · Average payment: $293 a month · Average wait: 34 months · (901) 544-1102
- Pecan Grove Senior Tax credit (LIHTC) 3361 Sobota Cir, Memphis 38109 100 low-income homes · 1 bd: 26 · 2 bd: 50 · 3 bd: 24 · In service since 2002 · For older adults, people with disabilities
- Salem Manor Apts Tax credit (LIHTC) 2225 S Parkway E, Memphis 38114 100 low-income homes · 1 bd: 16 · 2 bd: 63 · 3 bd: 21 · In service since 1997 · For families
- Wesley Forest Apts Phase I Tax credit (LIHTC) 250 Wesley Oaks Dr, Memphis 38109 100 low-income homes · 1 bd: 20 · 2 bd: 50 · 3 bd: 30 · In service since 2000 · For people with disabilities, families
- MH Strategies Family (RAD) Askew and Uptown HUD-assisted 625 Como St, Memphis 38126 99 low-income homes · For families · (713) 622-5844
- Hilldale Apartments HUD-assisted 3505 Eastline Dr, Memphis 38128 148 homes, 95 low-income · For families · (901) 382-2400
- University Place II LP Tax credit (LIHTC) 1045 E Eh Crump Blvd, Memphis 38104 94 low-income homes · 1 bd: 15 · 2 bd: 49 · 3 bd: 24 · 4 bd: 6 · In service since 2008 · For families
- Legends Park East Tax credit (LIHTC) 284 Red Sox Ln, Memphis 38105 93 low-income homes · 1 bd: 12 · 2 bd: 48 · 3 bd: 30 · 4 bd: 3 · In service since 2009 · For families
- University Place III LP Tax credit (LIHTC) 1045 E Eh Crump Blvd, Memphis 38104 93 low-income homes · 1 bd: 11 · 2 bd: 61 · 3 bd: 18 · 4 bd: 3 · In service since 2009 · For people with disabilities, families
- Memphis 150 Tax credit (LIHTC) 23 E Frank Ave, Memphis 38109 90 low-income homes · 3 bd: 90 · In service since 2005 · For families
- Millington HSG Auth Public housing 4942 Bill Knight Rd, Millington 38053 90 homes, 89 low-income · Run by Millington Housing Authority · Average payment: $363 a month · Average wait: 17 months · (901) 872-3677
- Uptown Hope Vi Project: Greenlaw Place Apts Tax credit (LIHTC) 145 Greenlaw Ave, Memphis 38105 88 low-income homes · 1 bd: 16 · 2 bd: 32 · 3 bd: 40 · In service since 2004
- Chapel Place Homes Tax credit (LIHTC) 5257 Whistling Duck Dr, Memphis 38109 87 low-income homes · 3 bd: 77 · 4 bd: 10 · In service since 2012
- Legends Park West Tax credit (LIHTC) 929 Collins Chapel Cir, Memphis 38105 87 low-income homes · 1 bd: 12 · 2 bd: 57 · 3 bd: 17 · 4 bd: 1 · In service since 2011 · For families
- Memphis Triangle Family Tax credit (LIHTC) 402 Cleaborn St, Memphis 38126 86 low-income homes · 1 bd: 3 · 2 bd: 61 · 3 bd: 20 · 4 bd: 2 · In service since 2013 · For families
- Union Avenue Baptist Towers HUD-assisted 2198 Courtland Pl, Memphis 38104 85 homes, 84 low-income · For older adults · (901) 274-5403
- Cleaborn Home Redevelopment 1 Tax credit (LIHTC) 460 S Lauderdale St, Memphis 38126 84 low-income homes · 1 bd: 78 · 2 bd: 6 · In service since 2012 · For people with disabilities
- Crockett Park Place Apts Tax credit (LIHTC) 2645 Davey Dr, Memphis 38127 84 low-income homes · 2 bd: 24 · 3 bd: 36 · 4 bd: 24 · In service since 2005 · For people with disabilities, families
- Springdale Creek Apts I Tax credit (LIHTC) 831 Springdale Run Dr, Memphis 38108 84 low-income homes · 1 bd: 12 · 2 bd: 28 · 3 bd: 38 · 4 bd: 6 · In service since 2005 · For people with disabilities, families
- Legends Park North Tax credit (LIHTC) · Public housing 295 W Red Sox Ln, Memphis 38105 81 low-income homes · 1 bd: 78 · 2 bd: 3 · In service since 2013 · For families · Run by Memphis Housing Authority · Average payment: $372 a month · Average wait: 12 months · (901) 544-1102
- Wesley @ Millington Towers HUD-assisted 5077 Easley Ave, Millington 38053 81 homes, 80 low-income · For older adults · (901) 873-3292
- College Park Senior (lemoyne Gardens) Tax credit (LIHTC) 975 College Park Dr, Memphis 38126 80 low-income homes · 1 bd: 68 · 2 bd: 12 · In service since 2001 · For older adults, people with disabilities
- Commons at Brentwood Tax credit (LIHTC) 2814 Eden Park Dr, Memphis 38111 80 low-income homes · 2 bd: 40 · 3 bd: 40 · In service since 2003 · For people with disabilities, families
- Harmony Woods Apt Tax credit (LIHTC) 3350 Harmony Ct, Memphis 38122 80 low-income homes · 2 bd: 26 · 3 bd: 54 · In service since 2006 · For people with disabilities, families
- Lapaloma Apts Tax credit (LIHTC) 1394 Lapaloma Cir, Memphis 38114 80 low-income homes · 1 bd: 16 · 2 bd: 64 · In service since 1999 · For families
- Latham Terrace Tax credit (LIHTC) 855 N Front ST, Memphis 38107 80 low-income homes · 1 bd: 72 · 2 bd: 8 · In service since 2006 · For people with disabilities
- Latham Terrace Public housing 855 S 4th St, Memphis 38126 80 low-income homes · Run by Memphis Housing Authority · Average payment: $348 a month · Average wait: 5 months · Homes at several sites · (901) 544-1102
- Owens Place Townhomes Tax credit (LIHTC) 250 Elders Row Dr, Memphis 38126 80 low-income homes · 1 bd: 16 · 2 bd: 38 · 3 bd: 26 · In service since 2002 · For people with disabilities, families
- Parkway Commons Tax credit (LIHTC) 1532 Parkway View Cir, Memphis 38106 80 low-income homes · 1 bd: 16 · 2 bd: 40 · 3 bd: 24 · In service since 2001 · For older adults, people with disabilities
- Uptown Square Public housing 188 Exchange Ave, Memphis 38105 347 homes, 76 low-income · Run by Memphis Housing Authority · Average payment: $422 a month · (901) 544-1102
- Lakeview Landing Public housing 3929 Baywind Dr, Memphis 38109 152 homes, 76 low-income · Run by Memphis Housing Authority · Average payment: $430 a month · Average wait: 10 months · (901) 544-1102
- Mason Village Tax credit (LIHTC) 900 S 4th St, Memphis 38126 77 homes, 76 low-income · 2 bd: 60 · 3 bd: 17 · In service since 2018 · For families
- Harold E Ford Senior Villas Tax credit (LIHTC) 643 Deerskin Dr, Memphis 38109 72 low-income homes · 1 bd: 10 · 2 bd: 8 · 3 bd: 36 · 4 bd: 18 · In service since 2007 · For older adults, people with disabilities
- Woodglen Village Tax credit (LIHTC) 1011 Water Lily Trl, Memphis 38127 72 low-income homes · 2 bd: 42 · 3 bd: 30 · In service since 2005 · For people with disabilities
- Uptown Senior Housing Development Tax credit (LIHTC) · Public housing 669 N 3rd St, Memphis 38107 69 low-income homes · 1 bd: 69 · In service since 2007 · For older adults, people with disabilities · Run by Memphis Housing Authority · Average payment: $341 a month · Average wait: 14 months · (901) 544-1102
- South City Phase I Tax credit (LIHTC) 470 Ratliff Ln, Memphis 38126 114 homes, 68 low-income · 1 bd: 8 · 2 bd: 78 · 3 bd: 28 · In service since 2019
- Fairway Manor Public housing 12 W Fairway Ave, Memphis 38109 68 low-income homes · Run by Memphis Housing Authority · Average payment: $386 a month · Average wait: 24 months · (901) 544-1102
- Wesley Stage Park HUD-assisted 2779 Battle Creek Dr, Memphis 38128 66 homes, 65 low-income · For older adults · (901) 385-9330
- Wesley Forest Townhomes II LP Tax credit (LIHTC) 205 Wesley Forest Dr, Memphis 38109 65 low-income homes · 1 bd: 13 · 2 bd: 30 · 3 bd: 22 · In service since 2003 · For people with disabilities, families
- South Main Artspace Lofts Tax credit (LIHTC) 138 Saint Paul Ave, Memphis 38126 63 low-income homes · Studio: 3 · 1 bd: 47 · 2 bd: 11 · 3 bd: 2 · In service since 2018 · For families
- Bethel Towers HUD-assisted 1360 E Alcy Rd, Memphis 38106 62 homes, 61 low-income · For older adults · (901) 942-3713
- Sixty Homes for Memphis Tax credit (LIHTC) 1329 Barbour St, Memphis 38106 60 low-income homes · 4 bd: 60 · In service since 1999 · For people with disabilities
- The Villages at Cypresswood Public housing 188 Cypresswood Cv, Memphis 38109 116 homes, 57 low-income · Run by Memphis Housing Authority · Average payment: $419 a month · Average wait: 14 months · (901) 544-1102
- Bearman-Golden Gardens HUD-assisted 4755 Neely Rd, Memphis 38109 56 homes, 55 low-income · For older adults
- C. E. Ware Towers HUD-assisted 3571 S 3rd St, Memphis 38109 56 homes, 55 low-income · For older adults · (901) 785-5350
- Hickory Hollow Senior Apts Tax credit (LIHTC) 3930 Allenbrooke Cv, Memphis 38118 55 low-income homes · 1 bd: 30 · 2 bd: 25 · In service since 2000 · For older adults, people with disabilities
- Legends Park East Public housing 1014 Mosby Ave, Memphis 38105 134 homes, 53 low-income · Run by Memphis Housing Authority · Average payment: $399 a month · Average wait: 10 months · (901) 544-1102
- Uptown Manor Senior Development Tax credit (LIHTC) 580 Grace Manor Cv, Memphis 38107 50 low-income homes · 1 bd: 50 · In service since 2015 · For older adults
- Lettie Poston Apartments HUD-assisted 60 N Montgomery St, Memphis 38104 50 homes, 49 low-income · For older adults · (901) 278-2846
- Newberry Heights Apartments HUD-assisted 5819 Newberry Ave, Memphis 38115 50 homes, 49 low-income · For older adults
- Legends Park West Public housing 921 Nabors Way, Memphis 38105 100 homes, 48 low-income · Run by Memphis Housing Authority · Average payment: $396 a month · Average wait: 8 months · (901) 544-1102
- Southwood Townhouses HUD-assisted 3250 Shannon Cir, Memphis 38118 48 low-income homes · For families · (901) 362-3279
- Patterson Flats HUD-assisted 270 E Ge Patterson Ave, Memphis 38126 195 homes, 45 low-income · For families · (901) 236-7299
- Casa Grace HUD-assisted 3815 Austin Peay Hwy, Memphis 38128 46 homes, 45 low-income · For older adults · (901) 388-6678
- University Place Phase II Public housing 620 S Camilla St, Memphis 38104 151 homes, 44 low-income · Run by Memphis Housing Authority · Average payment: $536 a month · Homes at several sites · (901) 544-1102
- Cleaborn Pointe at Heritage Landing I Public housing 360 S Lauderdale St, Memphis 38126 84 homes, 44 low-income · Run by Memphis Housing Authority · Average payment: $322 a month · Average wait: 34 months · (901) 544-1102
- Garden Apartments HUD-assisted 1024 Tillman St, Memphis 38112 44 low-income homes · For families · (901) 458-3283
- Kefauver Terrace Public housing 7621 Robinson Cv, Bartlett 38002 44 homes, 42 low-income · Run by Memphis Housing Authority · Average payment: $338 a month · Average wait: 7 months · (901) 544-1102
- Metropolitan Place Public housing 590 Uptown Village Cir, Memphis 38107 114 homes, 40 low-income · Run by Memphis Housing Authority · Average payment: $349 a month · Average wait: 35 months · Homes at several sites · (901) 544-1102
- Forty Homes for Lemoyne Gardens Tax credit (LIHTC) 1081 S Somerville St, Memphis 38106 40 low-income homes · 4 bd: 40 · In service since 1999 · For people with disabilities, families
- Fowler Multifamily Tax credit (LIHTC) 916 Latham St, Memphis 38126 40 low-income homes · 2 bd: 18 · 3 bd: 16 · 4 bd: 6 · In service since 2006 · For people with disabilities, families
- Fowler Multifamily Public housing 950 Gaither Cv, Memphis 38106 40 low-income homes · Run by Memphis Housing Authority · Average payment: $420 a month · Average wait: 28 months · Homes at several sites · (901) 544-1102
- Westwood Manor Elderly Cottages Tax credit (LIHTC) 4428 Fig Leaf Cir, Memphis 38109 40 low-income homes · 1 bd: 36 · 2 bd: 4 · In service since 1996 · For older adults
- Luther Terrace HUD-assisted 3907 James Rd, Memphis 38128 40 homes, 39 low-income · For older adults · (901) 388-8702
- Shelby Station HUD-assisted 3290 Woodhollow Dr, Memphis 38118 40 homes, 39 low-income · For older adults · (901) 363-8896
- Chicago Park Place Apts Tax credit (LIHTC) 1415 Breedlove St, Memphis 38107 39 low-income homes · Studio: 2 · 1 bd: 33 · 2 bd: 4 · In service since 1999 · For people with disabilities, families
- Cleaborn Pointe at Heritage Landing II Public housing 408 S Lauderdale St, Memphis 38126 106 homes, 36 low-income · Run by Memphis Housing Authority · Average payment: $451 a month · Average wait: 30 months · (901) 544-1102
- Harold Ford Senior Villas Public housing 552 Deerskin Dr, Memphis 38109 72 homes, 36 low-income · Run by Memphis Housing Authority · Average payment: $546 a month · Average wait: 10 months · Homes at several sites · (901) 544-1102
- Uptown Flats HUD-assisted 645 N Main St, Memphis 38107 155 homes, 35 low-income · For families · (901) 249-8335
- Renaissance at Steele HUD-assisted 3085 Steele St, Memphis 38127 34 low-income homes · For families · (901) 805-7424
- Cleaborn Pointe at Heritage Landing III Public housing 485 Cynthia Pl, Memphis 38126 105 homes, 32 low-income · Run by Memphis Housing Authority · Average payment: $369 a month · Average wait: 20 months · (901) 544-1102
- Alexmire Apts Tax credit (LIHTC) 351 E McLemore Ave, Memphis 38106 32 low-income homes · 2 bd: 20 · 3 bd: 12 · In service since 2000 · For people with disabilities, families
- Arlington Manor Tax credit (LIHTC) 11216 Marquis Ct, Arlington 38002 32 low-income homes · Studio: 1 · 1 bd: 16 · 2 bd: 15 · In service since 1991
- Knob Hill Apts (MEMPHIS) Tax credit (LIHTC) 31 Florida Park Cir, Memphis 38106 32 low-income homes · 2 bd: 20 · 3 bd: 12 · In service since 2005 · For people with disabilities, families
- Levi Landings Tax credit (LIHTC) 3971 Denimwood Dr, Memphis 38109 32 low-income homes · 3 bd: 22 · 4 bd: 10 · In service since 2007 · For people with disabilities, families
- Riverbend Place Tax credit (LIHTC) 648 S Main St, Memphis 38103 30 low-income homes · 1 bd: 8 · 2 bd: 16 · 3 bd: 6 · In service since 2007 · For people with disabilities
- Austin Park Public housing 4349 Kostner Cv, Memphis 38109 71 homes, 29 low-income · Run by Memphis Housing Authority · Average payment: $600 a month · Average wait: 20 months · (901) 544-1102
- Grace Place Retirement Community HUD-assisted 2131 Wilson Rd, Memphis 38116 30 homes, 29 low-income · For older adults · (901) 529-7697
- Springdale Creek Apts II Tax credit (LIHTC) 727 Linden Yard Dr, Memphis 38126 28 low-income homes · 2 bd: 16 · 3 bd: 12 · In service since 2008 · For people with disabilities
- University Place Phase III Public housing 991 E Eh Crump Blvd, Memphis 38104 136 homes, 26 low-income · Run by Memphis Housing Authority · Average payment: $380 a month · Average wait: 38 months · (901) 544-1102
- Crockett Place Public housing 2574 Davey Dr, Memphis 38127 84 homes, 26 low-income · Run by Memphis Housing Authority · Average payment: $495 a month · Homes at several sites · (901) 544-1102
- Mccullough Place HUD-assisted 1456 Gillham Dr, Memphis 38134 25 homes, 24 low-income · For people with disabilities · (901) 377-6789
- Cypress Garden Apartments HUD-assisted 1205 Springdale St, Memphis 38108 24 low-income homes · For families · (901) 729-6035
- Independent Apartments HUD-assisted 875 Linden Ave, Memphis 38126 24 homes, 23 low-income · For people with disabilities · (901) 521-1828
- Woodhollow Glen HUD-assisted 3295 Woodhollow Dr, Memphis 38118 24 homes, 23 low-income · For people with disabilities · (901) 794-4144
- Greenlaw Place Public housing 557 N 3rd St, Memphis 38105 88 homes, 22 low-income · Run by Memphis Housing Authority · Average payment: $561 a month · Average wait: 36 months · (901) 544-1102
- Welsh Manor HUD-assisted 2900 Coleman Rd, Memphis 38128 23 homes, 22 low-income · For people with disabilities · (901) 937-7920
- Court/Trezevant HUD-assisted 3406 N Trezevant St, Memphis 38127 23 homes, 21 low-income · For people with disabilities · (901) 465-1984
- Spottswood Meadows Apts HUD-assisted 3342 Spottswood Ave, Memphis 38111 21 low-income homes · For older adults · (901) 737-0304
- Mallory Heights Tax credit (LIHTC) 32 W Frank Ave, Memphis 38109 20 low-income homes · 2 bd: 20 · In service since 1998 · For people with disabilities, families
- Raleigh/Gillespie HUD-assisted 6400 Gillespie Rd, Memphis 38134 19 homes, 18 low-income · For people with disabilities · (901) 465-1984
- Levi Landing Public housing 794 Chilligan Dr, Memphis 38109 32 homes, 16 low-income · Run by Memphis Housing Authority · Average payment: $484 a month · Average wait: 10 months · (901) 544-1102
- Cleaborn Pointe at Heritage Landing IV Public housing 404 Cynthia Pl, Memphis 38126 67 homes, 15 low-income · Run by Memphis Housing Authority · Average payment: $353 a month · Average wait: 12 months · Homes at several sites · (901) 544-1102
- Caap Place of Hope HUD-assisted 1347 Ferguson Rd, Memphis 38106 15 homes, 14 low-income · For people with disabilities · (901) 360-0442
- Ridgemont Group Home HUD-assisted 3590 Ridgemont Rd, Memphis 38128 15 homes, 14 low-income · For people with disabilities · (901) 465-1984
- Monumental Pride Homes HUD-assisted 1425 Taylor St, Memphis 38106 14 low-income homes · For families · (901) 946-2529
- Point Church HUD-assisted 2310 Ardmore View Ct, Memphis 38127 14 low-income homes · For people with disabilities
- Faxon/Tchulahoma HUD-assisted 4563 Tchulahoma Rd, Memphis 38118 13 low-income homes · For people with disabilities · (901) 465-1984
- Rutland Group Home HUD-assisted 1178 Rutland Rd, Memphis 38114 12 homes, 10 low-income · For people with disabilities · (901) 744-3450
- SRVS Group Home I HUD-assisted 6591 Imperial Oak Dr, Memphis 38115 9 homes, 8 low-income · For people with disabilities · (901) 366-4747
- SRVS Group Home II HUD-assisted 6602 Kirby Meadows Cv, Memphis 38115 9 homes, 8 low-income · For people with disabilities · (901) 366-4571
- Crestview HUD-assisted 5542 Crestview Rd, Memphis 38134 8 low-income homes · For people with disabilities · (901) 921-1018
- Holmes/Greer HUD-assisted 76 N Greer St, Memphis 38111 8 low-income homes · For people with disabilities · (901) 465-1984
- SRVS Home III, Inc. HUD-assisted 1184 Rutland Rd, Memphis 38114 6 homes, 5 low-income · For people with disabilities · (901) 375-4804
- Memphis 2003 Tax credit (LIHTC) 665 E Alston Ave, Memphis 38126 4 low-income homes · 4 bd: 4 · In service since 2005
- Heritage Landing Phase III Tax credit (LIHTC) 440 S Lauderdale St, Memphis 38126 105 homes · In service since 2014 · For families
- Uptown Hope Vi Homes Public housing 285 Mill Ave, Memphis 38105 104 homes · Run by Memphis Housing Authority · Homes at several sites · (901) 544-1102
- College Park Homes Public housing 862 Williams Ave E, Memphis 38126 70 homes · Run by Memphis Housing Authority · Homes at several sites · (901) 544-1102
- Memphis Triangle Phase IV Tax credit (LIHTC) 440 S Lauderdale St, Memphis 38126 67 homes
- Uptown Market Homes Public housing 633 Greenlaw Pl, Memphis 38107 59 homes · Run by Memphis Housing Authority · Homes at several sites · (901) 544-1102
- Windsor Pointe Tax credit (LIHTC) 192 Wesley Forest Pl N, Memphis 38109 50 homes · In service since 2013
- Mckinley Park Phase I Public housing 683 Hilyard Ln, Memphis 38126 8 homes · Run by Memphis Housing Authority · (901) 544-1102
- Covenant Gardens Senior Apartments HUD-assisted 2768 Mount Moriah Pkwy, Memphis 38115
- Crescent Bluff Apts Tax credit (LIHTC) 25 E Virginia Ave, Memphis 38106 In service since 2012 · For families
- Fairway Manor Tax credit (LIHTC) 62 E Fairway Ave, Memphis 38109 In service since 2014 · For families
7 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Shelby County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Shelby County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $19,500 | $32,450 | $51,950 |
| 2 people | $22,250 | $37,100 | $59,350 |
| 3 people | $27,320 | $41,750 | $66,750 |
| 4 people | $33,000 | $46,350 | $74,150 |
| 5 people | $38,680 | $50,100 | $80,100 |
| 6 people | $44,360 | $53,800 | $86,050 |
| 7 people | $50,040 | $57,500 | $91,950 |
| 8 people | $55,720 | $61,200 | $97,900 |
Area median income: $92,700. HUD income limits by family size, Fiscal year 2026. Area: Memphis, TN-MS-AR HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $986 – $1,205
- 1 bedroom $1,072 – $1,310
- 2 bedrooms $1,171 – $1,431
- 3 bedrooms $1,545 – $1,889
- 4 bedrooms $1,783 – $2,179
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Memphis Housing Authority Public housing and Section 8 vouchers · 9,408 vouchers · 2,900 public housing units (901) 544-1102 Memphis Housing Authority: info@memphisha.org
- Millington Housing Authority Public housing · 89 public housing units (901) 872-3677 Millington Housing Authority: S.bell@TheMillingtonHA.org
Housing agencies in Tennessee Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Tennessee
What Tennessee law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- If I fall behind on rent, what notice must I get?
- 14 days
- T.C.A. §66-28-505(a)(1)-(2)
- How much notice ends a month-to-month rental?
- 30 days
- T.C.A. §66-28-512(b)
Help
Where to get help with rent in Shelby County
These HUD-approved agencies have offices in Shelby County. They counsel for free or at low cost.
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Frayser Community Development Corporation
3684 N Watkins St, Memphis
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
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United Housing, Inc.
2750 Colony Park Dr, Memphis
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Shelby County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Tennessee, the average home bill was $143 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,602
What you need before you get the keys.
What adds up
- First month
- $1,301
- Security deposit
- $1,301
- Total
- $2,602
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Shelby County?
According to HUD (Fiscal year 2027): Studio: $1,095; 1 bedroom: $1,191; 2 bedrooms: $1,301; 3 bedrooms: $1,717; 4 bedrooms: $1,981. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Shelby County?
Paying the 2-bedroom fair market rent ($1,301) without spending more than 30% of income takes $25.02 an hour full time, or $52,040 a year.
Who qualifies for Section 8 in Shelby County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $46,350 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Shelby County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,171 and $1,431 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Shelby County?
For 2 bedrooms they run from $1,000 in 38126 to $1,950 in 38139. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Shelby County?
HUD lists 194 properties with homes for low-income households in Shelby County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Shelby County?
HUD counts rent as a burden when it reaches 30% of income or more. In Shelby County, 54% of renter households are in that position; in Tennessee, 49%, and nationwide, 51% (Average 2020–2024, Census).